It is 10 years ago since I purchased my house in Oughtibridge. Conveyancing solicitors have just been instructed on the sale but I am unable to track down my title documents. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be kept by your mortgage company or they could still be with the conveyancers who handled your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Oughtibridge relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would much rather appoint a Oughtibridge based conveyancing firm?
Do check but the the probability is that appoint one of their panel conveyancers if you want the "fee-free" offer. Call the mortgage company and explore if they make available a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Oughtibridge.
I am buying a new build house in Oughtibridge with a mortgage from Barclays Direct. The developers would not move on the price so I negotiated £7000 of additionals instead. The house builders rep told me not to tell my lawyer about this extras as it will jeopardize my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How does the Landlord & Tenant Act 1954 impact my commercial property in Oughtibridge and how can you help?
The particular law that you refer to gives a safeguard to commercial lessees, giving them the right to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Oughtibridge is one of our many locations in which the firms we work with have offices
We are a couple of weeks into a freehold purchase having been directed to conveyancers by the high street agent to carry out the conveyancing in Oughtibridge. I am am extremely dissatisfied with the level of service. Could you help me find new lawyers?
They would have to be really poor in order to consider diss instructing them. Has the loan offer been generated? In the event that it has you must inform them of the new contact details and ensure the mortgage documents are re-issued. Your new conveyancer should be on the banks approved list to avoid added costs and delays. That should be your starting point. The find a solicitor tool should assist you in finding a bank approved solicitor for your home move in Oughtibridge
I've recently bought a leasehold property in Oughtibridge. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Oughtibridge Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
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Are any of leasehold owners in arrears of their service charge payments? On the whole the outlay for major works tend not to be incorporated into the service charges, albeit that a few managing agents in Oughtibridge require leaseholders to pay into a sinking fund created for the specific purpose of establishing a fund for larger repairs or maintenance.